1415 Woodhaven St · Muskegon, MI 49445

$249,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 13 Days on market

Built 1957 0.25 ac lot $226/sqft · 17% above area Est $213k · 17% over

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment.

Key facts

• Large deck
• Front porch
• Finished basement

Tags

• FRONT PORCH
• HARDWOOD FLOORS
• FINISHED BASEMENT
• DEDICATED OFFICE
• FENCED-IN BACKYARD
• LARGE DECK

Property features AI

Exterior

• Parking: Attached garage facing front; Garage door opener; Paved driveway; 1 garage space
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story
• Construction: Composition roof; Other construction materials
• Exterior features: Deck; Porch; Back yard fencing; Paved road

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; 7 total rooms
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-27 ($-328/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (21.0% below list).
• Recommended offer: $198k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Muskegon — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Reeths-Puffer Schools (suburban): math 28% / reading 44% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,500 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (median comp): $213,398
• List price: $249,900
• Delta: 17.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1279 Poulson Rd	0.22mi	3/1.0	1,162 (+5%)	12mo	$250,000	$215	71
1345 Poulson Rd	0.18mi	2/1.0 (-1)	1,008 (-9%)	3mo	$245,000	$243	70
1489 Joslyn Rd	0.31mi	3/1.5	1,056 (-4%)	9mo	$224,755	$213	69
1446 Riblet Rd	0.27mi	3/1.0	960 (-13%)	12mo	$230,000	$240	56
1559 N Getty St	0.42mi	3/1.0	984 (-11%)	19mo	$200,500	$204	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $134,307
• Equity at exit: $225,130

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $396,768
• Equity at exit: $485,501

Cash invested: $69,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49445

• Home prices YoY: 7.2%
• Active inventory: 142
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-27

Break-even live

Break-even rent $2,010

Max offer price $245,076

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Pappas Rd Muskegon, MI	3.0	2.0	1468	$1,975	$1.35	21d	1	1.07mi

Listing history 7 events

1. 2026-06-13
   listing id $249,900 Pending 13 DOM
2. 2026-05-06
   status Pending 1112-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

3. 2026-05-06
   status Pending 978-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

4. 2026-05-06
   status Pending

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

5. 2026-04-23
   listed $249,900 Active 1112-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

6. 2026-04-23
   listed $249,900 Active 978-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

7. 2026-04-23
   listed $249,900 Active

   Show marketing remark (1115 chars)

   Welcome to this charming 3-bedroom, 1-bath home in Reeths-Puffer, lovingly maintained by the same family for nearly 70 years. This property is filled with warmth, character, and a true sense of history. Start your mornings on the inviting front porch, the perfect spot to enjoy a cup of coffee while taking in peaceful sunrise views. Inside, you'll find a comfortable layout featuring both a cozy living room and a separate family room, offering plenty of space to relax or entertain. Beneath the main floor carpeting, you'll find hardwood floors ready to be uncovered and restored to their original beauty. The finished basement adds even more versatility, complete with a dedicated office ideal for working from home, hobbies, or additional living space. Outside, the fenced-in backyard offers privacy and room to enjoy the outdoors, featuring a large deck perfect for gatherings, grilling, or unwinding. A convenient storage shed provides extra space for tools and equipment. Whether you're looking for your first home or a place to create new memories, this well-loved property is ready for its next chapter.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,075 · $173/mo
• Projected year-2 tax: $2,962 · $247/mo
• Expected delta: +$887/yr (+$74/mo · 42.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$13,998
• − Property taxes: −$2,075
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$7,270
• Taxable loss: −$4,685
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $797/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Reeths-Puffer Schools
• NCES district ID: 2629540
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,223
• Composite: 31.62/100
• National rank: #5942
• State rank: #254 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,766
• Population (ZIP): 21,090

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.82%
• Current HPI: 605.31
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+0.0% since first listed

9 events — show timeline

• 2026-06-12 Sold (MLS) $250,000 SW Michigan MLS
• 2026-06-12 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2026-06-12 Sold (MLS) $250,000 REALCOMP
• 2026-05-06 Pending — REALCOMP
• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — SW Michigan MLS
• 2026-04-23 Listed $249,900 REALCOMP
• 2026-04-23 Listed $249,900 SW Michigan MLS
• 2026-04-23 Listed $249,900 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $2,075 · +2.2% YoY. Source: county tax records.